So I have to come up with approx. 7k-10k,  definitely not as bad as the 20-50K I figured I would need in hand originally so there's a little relief there.  

Maybe, during your next trip to the San Francisco Bay Area, you can join my investor group and provide us some comic relief :-)  Seriously, please do get in touch with me if you're planning to be in town. 

I am guess, although not sure, the landlord likely has to file for relief first.

Second, make sure you educate yourself on your rights under the Service Members Civil Relief Act.

Keep in mind, someone going through foreclosure is already experiencing a lot of pain, so instinct tells me that inviting them to some relief is the way to go.Your assumption that they are motivated because they are only 2 weeks away from a sheriff sale is probably off.

I have been in Tacloban, Philippines with disaster relief teams and aid groups after Hurricane Yolanda.

That buys you a little time and your tenant a little relief while you figure out how they are getting in to the structure.

It seems that one could have multiple ESAs where each different animal provides relief for a different disability. 

And there must be one in the basement too.Other things I failed in the past:1)Water heater pressure relief valve must have a metal pipe going to about 3-4 inches from the floor (plastic not acceptable).

I'd think for someone new, that may be influenced by investor methods, like wholesaling, that they avoid pre-foreclosures where notice has been given.If you're more advanced and skilled in presenting an offer and negotiating without making any reference or even the implication that your offer will provide some relief to their situation and make it clear that it's just a deal and you're not advising them in any manner and do so by showing you didn't target a pending foreclosure, you might go there.The issue is that if the investor doesn't have cash or reliable access to cash, they need to stay away from owners who have received notice.